Can you clarify what the consequences are if my solicitor is suspended from the Santander Conveyancing panel ahead of completing my conveyancing in Southampton?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Is it correct that all Southampton CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing list of approved practices?
It is true that some banks and building societies now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
Is there a list of Lloyds panel solicitors in Southampton on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of banks make their panel listings visible online. Where you are seeking to appoint a Southampton lawyer on the Lloyds please make the most of our tool.
We are getting a further advance on our home loan from Lloyds as we want to carry out alterations to our property in Southampton. Are we obliged to appoint a bricks and mortar Southampton solicitor on the Lloyds conveyancing panel to handle the legals?
Lloyds do not ordinarily require a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds list.
It has been 3 months since my purchase conveyancing in Southampton concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Southampton is where the house is located. Can you shed any light on this issue?
Flying freeholds in Southampton are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Southampton you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Southampton may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Am I best advised to appoint a Southampton conveyancing lawyer based in the vicinity that I am buying? An old friend can execute the conveyancing but they are based approximately 350kilometers drive away.
The primary upside of using a local Southampton conveyancing firm is that you can attend the office to sign paperwork, deliver your ID and pester them if necessary. They will also have local knowledge which is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and they were happy that must surpass using an unfamiliar Southampton conveyancing lawyer just because they are based in the area.
I note that you have a search directory identifying law firms on the bank conveyancing panel. Do Southampton conveyancing firms pay you a commission if I retain them for my house purchase?
We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Southampton.